I am selling my maisonette in Fenham and the EA has just called to say that the purchasers are appointing a new solicitor. The reason given is that the lender will only engage with solicitors on their approved list. On what basis would a big named mortgage company only work with certain solicitors rather the firm that they want to select for their conveyancing in Fenham ?

Mortgage companies have always had panels of law firms they are content to work with, but in the last few years big names such as Nationwide, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have represented them for decades.

Lending institutions point to the increase in fraud by way of justification for the pruning – criteria have been stiffened as a smaller panel is easier to keep an eye on. Banks tend not to reveal how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society claims that it is being contacted daily by practices that have been removed from panels. Some do not even realise they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. The buyers are unlikely to have any sway in the decision.

I understand that there are debates on Chancel Insurance on online forums. Am I compelled to take this when purchasing a property in Fenham? or I am told that there is a law dating back centuries that could mean that owners of property residing in a parish church boundary will be compelled to contribute towards maintenance to the chancel in proximity to the church. Is this applicable for conveyancing in Fenham?

Unless a prior purchase of the premises completed after 12 October 2013 you could assume that lawyers delivering conveyancing in Fenham to continue to suggest a chancel search and or insurance against a claim.

Over the last few months I have been searching for a ground for flat up to £245,000 and identified one near me in Fenham I like with amenity areas and transport links in the vicinity, the downside is that it's only got 52 years unexpired on the lease. There is not much else in Fenham for this price, so just wondered if I would be making a grave error buying a lease with such few years left?

If you require a mortgage the remaining unexpired lease term will likely be a potential deal breaker. Reduce the price by the amount the lease extension will cost if it has not already been discounted. If the current owner has owned the premises for at least 2 years you may ask them to commence the lease extension formalities and pass it to you. You can add 90 years to the current lease and have £0 ground rent by law. You should consult your conveyancing solicitor concerning this.

What does commercial conveyancing in Fenham cover?

Non domestic conveyancing in Fenham incorporates a wide range of guidance, supplied by regulated solicitors, relating to business premises. For instance, this area of conveyancing can cover the sale or purchase of freehold business premises or, more usually, the assignment of existing leases or the drafting of new leasing arrangements. Commercial conveyancing solicitors can also offer advice on the sale of business assets, commercial loans and the termination of tenancies.

I pay a maintenance fee for my first floor flat in Fenham. As a result of flawed financial planning I slipped behind with payments. I negotiated a payment plan but there is still in the region of £2000 left to be paid.

I am under pressure to dispose of the property and I am nervous that this will hold me back if I have to pay off the arrears first. I'd like to sell up and then pay them back with the proceeds - is this practicable?

You should speak with the conveyancer undertaking your Fenham conveyancing but one option may be to agree for the arrears to be transferred to the purchasers. The purchase price payable would be adjusted to reflect the amount of debt they take on. They would then deal with the arrears once they are the owners.